Sheinfeld property prices 2026.
Low-rise, green and Modern Orthodox, with little for sale and older stock.
Sheinfeld is a low-rise Modern Orthodox and dati leumi neighbourhood in the older part of Beit Shemesh, with a large English-speaking community. Registered sales show a median of ₪2.7m at about ₪22,400 per m², a bigger home than the city median but a slightly lower rate per metre. Stock is old, supply is thin, and the city around it is changing.
Data area: Kiryat Aryeh Sheinfeld (dirobot neighbourhood page)
Prices
Price per square metre, year by year
Median ₪ per m² of registered sales each year; the latest year is in red. Years with few deals move more than the market does.
Purchase tax at the median (₪2.70m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪30,540 |
| Oleh within the eligibility window | ₪3,610 |
| Foreign resident or additional home | ₪216,000 |
2026 bands. The oleh rate applies from one year before to seven years after aliyah. Confirm your own position with your lawyer before you sign.
Recent registered sales
| Date | Street | Rooms | m² | Price | ₪/m² |
|---|---|---|---|---|---|
| Aug 2026 | Ben Eliezer | 3 | 61 | ₪1,695,000 | ₪27,787 |
| Jun 2026 | Gad | 5 | 116 | ₪3,050,000 | ₪26,293 |
| Jun 2026 | Ben Eliezer | 2 | 46 | ₪1,250,000 | ₪27,174 |
| May 2026 | Ben Eliezer | 3 | 62 | ₪1,640,000 | ₪26,452 |
| May 2026 | Ma'apilei Egoz | 4.5 | 113 | ₪2,230,000 | ₪19,735 |
| May 2026 | Rashi | 5 | 180 | ₪2,700,000 | ₪15,000 |
| May 2026 | Ben Eliezer | 3 | 62 | ₪1,620,000 | ₪26,129 |
| Mar 2026 | Ma'apilei Egoz | 3 | 106 | ₪2,000,000 | ₪18,868 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪22,441 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Detached and semi-detached houses, garden flats and small apartment buildings.
- Small three-room flats on Ben Eliezer have sold for about ₪1.6m–₪1.7m.
- Many homes have gardens and space to park.
- Older stock: buildings from before 1992 may lack a mamad.
- Many houses have been extended, not always with permits.
Who lives here
Mainly Modern Orthodox and dati leumi families, with a large English-speaking community from North America, Britain and South Africa. There are also traditional, Sephardi and some Haredi households.
Getting around
Route 38, the city's main north–south road, is a few minutes away, and RBS Aleph is a short drive. Most residents drive to Jerusalem or work from home; Tel Aviv is a long daily commute.
For the full picture of daily life, schools and community, read The Honest Guide to Sheinfeld.
Beware
- Few homes come up for sale, and good ones often sell by word of mouth before they are advertised.
- Older houses and flats may lack a mamad and often need serious money spent on them.
- Unpermitted extensions can block a mortgage, attract fines and complicate resale.
- Large urban renewal and tower schemes in the older city will bring more density and traffic around the low-rise core.
- Beit Shemesh is now predominantly Haredi, and how the municipality allocates schools and budgets is a long-term question for this community.
Check before you make an offer
- Compare the house with the approved permit plans and the municipal building file, extension by extension.
- Check whether the home is registered at the Land Registry or the Israel Land Authority, and any shared-house agreement on a semi-detached plot.
- Establish whether there is a mamad, and have an engineer check structure, waterproofing and drainage.
- Search the planning database for approved or deposited plans near your street, including renewal schemes.
- Confirm school places for each child before signing, as popular schools can be over-subscribed.
The verdict
Works well for
- Modern Orthodox and dati leumi families who want a house with a garden.
- Anglo olim who want an established English-speaking community with a quieter feel than RBS.
- Professionals commuting to Jerusalem or working from home.
- Patient buyers who can wait for the right home.
Harder to recommend for
- Buyers who want new-build specification and a guaranteed safe room.
- Daily commuters to Tel Aviv without flexible hours.
- Buyers who need to move quickly.
Sheinfeld offers space, gardens and a warm Modern Orthodox community at prices well below Jerusalem. The catches are scarcity, old stock and uncertainty about where Beit Shemesh is heading. Find the right house, then check everything twice.
Questions buyers ask
What is the median property price in Sheinfeld?
The median registered sale in Sheinfeld is ₪2,700,000, or ₪22,441 per square metre, based on 55 registered deals (Jan 2023 – Aug 2026). These are sold prices from the Israel Tax Authority register, not asking prices.
How much purchase tax would I pay on a median-priced home in Sheinfeld?
On ₪2,700,000, under the 2026 bands: about ₪30,540 for a resident buying a single home, about ₪3,610 for an oleh within the eligibility window, and about ₪216,000 for a foreign resident or someone buying an additional home. Confirm your own position with your lawyer.
What are the main risks of buying in Sheinfeld?
Few homes come up for sale, and good ones often sell by word of mouth before they are advertised. Older houses and flats may lack a mamad and often need serious money spent on them. Unpermitted extensions can block a mortgage, attract fines and complicate resale.
What should I check before making an offer in Sheinfeld?
Compare the house with the approved permit plans and the municipal building file, extension by extension. Check whether the home is registered at the Land Registry or the Israel Land Authority, and any shared-house agreement on a semi-detached plot. Establish whether there is a mamad, and have an engineer check structure, waterproofing and drainage.
Who does Sheinfeld suit?
It works well for: Modern Orthodox and dati leumi families who want a house with a garden; Anglo olim who want an established English-speaking community with a quieter feel than RBS; Professionals commuting to Jerusalem or working from home; Patient buyers who can wait for the right home.
Get your free report
A personalised buy or rent report for Sheinfeld or anywhere in Israel: what really sold, at what price, and what is on the market now.
Asking prices are not sold prices. Every figure here comes from registered sales unless stated. This is general information, not legal or financial advice. Updated October 2026.